The best home inspection experience available.€¦ · contractor or appropriate technician.) ... Santa Barbara Home Inspector: Providing great home inspections for every client every

The best home inspection experience available.

David Humphrey

648 Opal Ave

Ventura, CA 93004

My Client

Friday, July 26, 2013

Santa Barbara Home Inspector

3905 State Street, Suite 7346

Santa Barbara, CA 93105

805-679-1272

www.sbhomeinspector.com

[email protected]


648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com

Santa Barbara Home Inspector: Providing great home inspections for every client every time

SUMMARY

This report begins with a Summary section. The Summary section simply isolates all of the inspectors recommendationsfrom the other sections in the report and groups them together in list form for easy reference.

More comprehensive descriptions and details, including pictures, will be found in the sections following the Summarysection. The Summary is provided as a courtesy and cannot be considered a substitute for reading the entire report.Please read the complete document.

In this report each recommendation begins with a Condition. It is important to note that all homes, even brand newhomes, have existing conditions that are notable. Conditions are not necessarily defects nor does each conditionnecessarily demand immediate remediation.

In the Summary section of this report Conditions are broken down into sub-categories to help the reader decide both thepriority and necessity of addressing any recommendations. The Condition will be highlighted with a color thatcorresponds to one of the following sub-categories:

Red= Health and Safety (Recommend evaluation and repair of these conditions as soon as practical by a licensedcontractor or appropriate technician.)

Yellow= Malfunction or Defect (Recommend evaluation and repair of these conditions by a licensed contractor orappropriate technician.)

Orange= Maintenance (Recommend routine maintenance by a person with the appropriate skill set.)

Pink= Upgrade or Caution (Upgrades are usually conditions that were acceptable at the time of construction but do notsatisfy present standards. Cautions are for the purpose of disclosing conditions that may require extra care ormonitoring.)

Priority Maintenance Items

Roofing

SLOPED ROOFING \ Composition shinglesCondition: Exposed fastenersSome exposed fasteners were observed on the ridge cap shingles.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: RoofTask: Seal with appropriate caulking

SLOPED ROOF FLASHINGS \ FlashingsCondition: Exposed fastenersExposed fasteners were observed on several flashings throughout the roof areas including pipe stack, side wall andchimney.Location: Throughout RoofTask: Seal with appropriate caulking

Report No. 1080, v.0

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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_13_Maintenance_2011.pdf

http://www.discoverhorizon.com/hrb/article.aspx?ASKID=183&DROPDOWN=22328


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SUMMARY

SLOPED ROOF FLASHINGS \ SkylightsCondition: Skylight poorly secured to roofThe west facing skylight was not fastened to its frame and the east facing skylight was loose due to missing fasteners.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: RoofTask: Repair

Exterior

WALLS \ Brick, stone and concreteCondition: CrackedTypical settling cracks were observed on the perimeter wall.Location: Exterior WallTask: Seal with appropriate caulking

DOORS \ Doors and framesCondition: RotRot was observed at the base of the exterior garage doors.Implication(s): Chance of damage to finishes and structureLocation: South and East GarageTask: Repair or replace

LANDSCAPING \ Lot gradingCondition: Improper slopeIdeally the grading should slope about 6 inches over the first 10 feet away from the house foundation. Recommendgrading the soil at the east side of the home to manage water away from the foundation.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: EastTask: Improve grading

LANDSCAPING \ WalkwayCondition: Cracked or damaged surfacesTypical settling cracks were observed on the exterior walkway.Location: South ExteriorTask: Seal with appropriate caulking

LANDSCAPING \ GeneralCondition: Trees or shrubs too close to houseThe tree on the north side of the house was making contact with the roof.Implication(s): Chance of water damage to contents, finishes and/or structure | Chance of pests entering house |Material deteriorationLocation: North ExteriorTask: Trim back vegetation


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SUMMARY

Electrical

SERVICE BOX, GROUNDING AND PANEL \ Service boxCondition: Poor accessShrubs were too close to the electric panel making service access difficult. Working space should be 30" in front by 30"wide by 6.5' minimum.Implication(s): Difficult to serviceLocation: Exterior Wall WestTask: Trim back vegetation

DISTRIBUTION SYSTEM \ Outlets (receptacles)Condition: Ground Fault Interrupter (GFI) neededGFCI receptacles are required by the US National Electrical Code in locations where water and electricity are likely tocome into contact, such as in kitchens, bathrooms, garages, and outdoors. Some areas had the required receptacleswhile others did not. Recommend having a licensed electrician install and replace GFCI receptacles as needed.Implication(s): Electric shockLocation: VariousTask: Upgrade

DISTRIBUTION SYSTEM \ Smoke detectorsCondition: Improper or incomplete smoke alarm installation. According to Cal Fire you should install smoke alarms inevery bedroom, in the hallways leading to the bedrooms, and on each level of your home, including the basement.Smoke alarms should be mounted on the ceiling 4" from the wall; wall mounts should be 4"-12" from the ceiling. Do notinstall near draft areas (windows, vents.). Call your local fire department if you are unsure about placement.

Test your smoke alarm. A suggested frequency is every month by simply holding down the test button. Vacuum youralarm at least once a year. Dust and cobwebs can impair sensitivity. Never paint over a smoke alarms. Smoke alarmsshould be replaced every 10 years.Implication(s): Fire safety issueLocation: ThroughoutTask: Provide

Heating

GAS FURNACE \ Gas pipingCondition: Improper connectionsGas flex lines are not to pass through the metal cabinet. Hard pipe or appropriate grommet is required. Recommendrepair by a licensed heating contractor.Implication(s): Equipment not operating properly | Fire or explosionLocation: Utility closetTask: Upgrade


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SUMMARY

FIREPLACE \ Gas fireplaceCondition: Damper in existing fireplace not fixed openGas fireplaces must have a fixed open damper to allow the escape of hazardous gases at all times. Recommendproviding.Implication(s): Hazardous combustion products entering homeLocation: FireplaceTask: Provide

Plumbing

FIXTURES AND FAUCETS \ Bathtub enclosureCondition: Caulking loose, missing or deterioratedThe caulking on the inside of the master bathroom bathtub enclosure was deteriorated.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Master BathroomTask: Replace

Interior

WINDOWS \ Glass (glazing)Condition: Lost seal on double or triple glazingAll but two windows appeared to have lost their seal.Implication(s): Cosmetic defectsLocation: Throughout

GARAGE \ Man-door into garageCondition: Does not close door fullyThe required self closing hinge on the man door into the garage was not functioning.Implication(s): Hazardous combustion products entering homeLocation: GarageTask: Adjust self closing hinge

EXHAUST FANS \ Exhaust fanCondition: NoisyThe bathroom exhaust fan appeared to be operating poorly and should be repaired or replaced.Implication(s): Reduced system life expectancy | Equipment failureLocation: Master BathroomTask: Repair or replace

THIS CONCLUDES THE SUMMARY SECTION

The costs (if any) provided are the opinion of the Home Inspector at the time of the report and are based on hisprofessional experience as a CA State Licensed General Contractor and regional averages. They are not a solicitation toperform work nor should they be relied upon as anything other than a ballpark estimate.

DESCRIPTION OF REPORT


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SUMMARY

The report that follows includes a Description of the systems and components in the house as well as any Limitationsthat may have restricted my inspection. The most important part of the report is the Recommendations section. It is herethat I identify any defects in the home and suggest improvements.

Please read the report carefully, and feel free to ask any questions that you may have. Again, I will remind you that ahome inspection addresses visually accessible components of the home, and does not include destructive testing. I willoperate mechanical systems with normal homeowner controls. Where there are many systems of a similar type in ahome, I inspect a representative sample.

As you read the report, I encourage you to contact me if you have any questions about the report or the home.

Home Improvement - ballpark costs


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http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_11_Life_Cycles_2011.pdf




ROOFING

Description

Sloped roofing material:Composition shingles

1. Composition shingles

Flat roofing material:Roll roofing

2. Roll roofing


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http://www.discoverhorizon.com/hrb/HHRB.aspx?id=52&DROPDOWN=4847




ROOFING

Limitations

Inspection performed: By walking on roof

Recommendations

SLOPED ROOFING \ Composition shingles1. Condition: Exposed fastenersSome exposed fasteners were observed on the ridge cap shingles.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: RoofTask: Seal with appropriate caulking

3. Exposed fasteners 4. Exposed fasteners

SLOPED ROOF FLASHINGS \ Flashings2. Condition: Exposed fastenersExposed fasteners were observed on several flashings throughout the roof areas including pipe stack, side wall andchimney.Location: Throughout RoofTask: Seal with appropriate caulking


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ROOFING



9. Exposed fasteners


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ROOFING

SLOPED ROOF FLASHINGS \ Skylights3. Condition: Skylight poorly secured to roofThe west facing skylight was not fastened to its frame and the east facing skylight was loose due to missing fasteners.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: RoofTask: Repair

10. Skylight poorly secured to roof 11. Skylight poorly secured to roof


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EXTERIOR

Description

Gutter & downspout material: Galvanized steel

Gutter & downspout type: Eave mounted

Gutter & downspout discharge: Below grade

Lot slope: Flat

Wall surfaces : Stucco

Recommendations

WALLS \ Brick, stone and concrete4. Condition: CrackedTypical settling cracks were observed on the perimeter wall.Location: Exterior WallTask: Seal with appropriate caulking

12. Cracked 13. Cracked


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EXTERIOR

14. Cracked

DOORS \ Doors and frames5. Condition: RotRot was observed at the base of the exterior garage doors.Implication(s): Chance of damage to finishes and structureLocation: South and East GarageTask: Repair or replace

15. Rot 16. Rot


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EXTERIOR

LANDSCAPING \ Lot grading6. Condition: Improper slopeIdeally the grading should slope about 6 inches over the first 10 feet away from the house foundation. Recommendgrading the soil at the east side of the home to manage water away from the foundation.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: EastTask: Improve grading

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17. Improper slope 18. Improper slope


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http://www.discoverhorizon.com/hrb/LargeImage.aspx?IMAGE=1880.gif




EXTERIOR

LANDSCAPING \ Walkway7. Condition: Cracked or damaged surfacesTypical settling cracks were observed on the exterior walkway.Location: South ExteriorTask: Seal with appropriate caulking

19. Cracked or damaged surfaces

LANDSCAPING \ General8. Condition: Trees or shrubs too close to houseThe tree on the north side of the house was making contact with the roof.Implication(s): Chance of water damage to contents, finishes and/or structure | Chance of pests entering house |Material deteriorationLocation: North ExteriorTask: Trim back vegetation


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EXTERIOR

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20. Trees or shrubs too close to house


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STRUCTURE

Description

General: Structure

21. Structure

Configuration: Slab-on-grade

Foundation material: Poured concrete

Floor construction: Concrete

Exterior wall construction: Wood frame

Roof and ceiling framing: Rafters/roof joists Plywood sheathing

Recommendations

RECOMMENDATIONS \ Overview9. Condition: No structure recommendations are offered as a result of this inspection.

FOUNDATIONS \ Performance10. Condition: No defects noted


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ELECTRICAL

Description

Service entrance cable and location: Underground copper

Service size: 100 Amps (240 Volts)

Main disconnect/service box rating:125 Amps

22. 125 Amps

Main disconnect/service box type and location:Breakers -exterior wall

23. Breakers -exterior wall

24. Breakers -exterior wall


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ELECTRICAL

System grounding material and type: Copper - water pipe and ground rod

Distribution wire material and type: Copper - non-metallic sheathed

Type and number of outlets (receptacles): Grounded - typical

Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI): GFCI - outside

Smoke detectors: Present

Carbon monoxide (CO) detectors: Present

Limitations

System ground: Quality of ground not determined

Circuit labels: The accuracy of the circuit index (labels) was not verified.

Recommendations

SERVICE BOX, GROUNDING AND PANEL \ Service box11. Condition: Poor accessShrubs were too close to the electric panel making service access difficult. Working space should be 30" in front by 30"wide by 6.5' minimum.Implication(s): Difficult to serviceLocation: Exterior Wall WestTask: Trim back vegetation

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ELECTRICAL

25. Poor access

DISTRIBUTION SYSTEM \ Outlets (receptacles)12. Condition: Ground Fault Interrupter (GFI) neededGFCI receptacles are required by the US National Electrical Code in locations where water and electricity are likely tocome into contact, such as in kitchens, bathrooms, garages, and outdoors. Some areas had the required receptacleswhile others did not. Recommend having a licensed electrician install and replace GFCI receptacles as needed.Implication(s): Electric shockLocation: VariousTask: Upgrade

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ELECTRICAL

DISTRIBUTION SYSTEM \ Smoke detectors13. Condition: Improper or incomplete smoke alarm installation. According to Cal Fire you should install smokealarms in every bedroom, in the hallways leading to the bedrooms, and on each level of your home, including thebasement. Smoke alarms should be mounted on the ceiling 4" from the wall; wall mounts should be 4"-12" from theceiling. Do not install near draft areas (windows, vents.). Call your local fire department if you are unsure aboutplacement.

Test your smoke alarm. A suggested frequency is every month by simply holding down the test button. Vacuum youralarm at least once a year. Dust and cobwebs can impair sensitivity. Never paint over a smoke alarms. Smoke alarmsshould be replaced every 10 years.Implication(s): Fire safety issueLocation: ThroughoutTask: Provide


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HEATING

Description

Fuel/energy source: Gas

System type:Furnace

26. Furnace

Heat distribution: Ducts and registers

Approximate age:27 years

Manufactured 10-86

27. 27 years


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HEATING

Main fuel shut off at:Meter

28. Meter

Fireplace:Wood-burning fireplace

29. Wood-burning fireplace

Chimney/vent: Masonry


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HEATING

Chimney liner:Cement

30. Cement

Recommendations

GAS FURNACE \ Gas piping14. Condition: Improper connectionsGas flex lines are not to pass through the metal cabinet. Hard pipe or appropriate grommet is required. Recommendrepair by a licensed heating contractor.Implication(s): Equipment not operating properly | Fire or explosionLocation: Utility closetTask: Upgrade

31. Improper connections


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HEATING

FIREPLACE \ Gas fireplace15. Condition: Damper in existing fireplace not fixed openGas fireplaces must have a fixed open damper to allow the escape of hazardous gases at all times. Recommendproviding.Implication(s): Hazardous combustion products entering homeLocation: FireplaceTask: Provide

32. Damper in existing fireplace not fixed open


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INSULATION AND VENTILATION

Description

Attic/roof insulation material: Glass fiber

Attic/roof ventilation: Roof vent Gable vent

Attic/roof air/vapor barrier: None found

Recommendations

RECOMMENDATIONS \ Overview16. Condition: No insulation recommendations are offered as a result of this inspection.


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PLUMBING

Description

Water supply source: Public

Service piping into building: Copper

Supply piping in building: Copper

Main water shut off valve at the:Exterior wall

33. Exterior wall

Water flow and pressure: Typical for neighborhood

Water heater fuel/energy source: Gas

Water heater type:Conventional

34. Conventional


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PLUMBING

Water heater manufacturer: General Electric

Tank capacity: 50 gallons

Water heater approximate age:6 years

Manufactured 07-2007

35. 6 years

Waste piping in building: ABS plastic

Water treatment system:Water softener

36. Water softener


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PLUMBING

Limitations

Items excluded from a home inspection: Concealed plumbing

Recommendations

FIXTURES AND FAUCETS \ Bathtub enclosure17. Condition: Caulking loose, missing or deterioratedThe caulking on the inside of the master bathroom bathtub enclosure was deteriorated.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Master BathroomTask: Replace

37. Caulking loose, missing or deteriorated


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INTERIOR

Description

Major floor finishes: Carpet Hardwood Tile

Windows: Fixed Sliders Aluminum

Glazing: Single Double

Exterior doors - type/material: Sliding glass Solid wood

Limitations

Inspection limited/prevented by: Carpet Storage/furnishings Storage in closets/cupboards

Not included as part of a building inspection: Appliances

Recommendations

WINDOWS \ Glass (glazing)18. Condition: Lost seal on double or triple glazingAll but two windows appeared to have lost their seal.Implication(s): Cosmetic defectsLocation: Throughout

38. Lost seal on double or triple glazing 39. Lost seal on double or triple glazing

GARAGE \ Man-door into garage19. Condition: Does not close door fullyThe required self closing hinge on the man door into the garage was not functioning.Implication(s): Hazardous combustion products entering homeLocation: GarageTask: Adjust self closing hinge


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INTERIOR

40. Does not close door fully

EXHAUST FANS \ Exhaust fan20. Condition: NoisyThe bathroom exhaust fan appeared to be operating poorly and should be repaired or replaced.Implication(s): Reduced system life expectancy | Equipment failureLocation: Master BathroomTask: Repair or replace

END OF REPORT


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Documents

The best home inspection experience available.€¦ · contractor or appropriate technician.) ... Santa Barbara Home Inspector: Providing great home inspections for every client every